4610 Lawndale Dr Unit C · Greensboro, NC 27455

$169,000

3 bd · 2.0 ba · 1,131 sqft · Condo public records · 3 Days on market

Built 1974

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

EQUAL HOUSING OPPORTUNITY. Agents with active NAID#'s can submit offers and get contract at HUDHOMESTORE web. HUD-acquired properties are sold AS-IS w/out warranties, repairs, latent, structural, code, enviro issues, acr approx. HUD owned case #381-569218. FHA financing of the property condition is IN. FHA owner-occ borrowers may qualify for $100 down pymnt. See Oforireo web for forms, LBP, radon/mold notice addendums. Info believed accurate, buyer should verify.

Key facts

• Greensboro location
• Practical kitchen
• Built 1974

Tags

• GREENSBORO LOCATION
• FUNCTIONAL FLOOR PLAN
• PRACTICAL KITCHEN
• EASY ACCESS TO SHOPPING
• CLOSE TO POPULAR RETAILERS

Property features AI

Finance

• Other: Building area total: 1,008 (unit value provided)
• HOA & community: Community: Battle Forest Condominiums; Association (Greensboro)

Exterior

• Parking: Deck (parking features listed as deck)
• Utilities: Public sewer; Water heater: unknown
• Home design: Residential condominium, stick/site built; One story; Built in 1974; Existing structure
• Construction: Brick construction; Slab foundation
• Exterior features: Public water service; Publicly maintained road; Small condominium lot (approximately 0.01 acre)

Interior

• Bedrooms: 1 room (main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (no fuel specified)
• Interior features: Primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (4.1% below list).
• Recommended offer: $162k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.8% in Greensboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#12 in NC, #1,335 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Guilford County Schools (urban): math 39% / reading 45% proficiency, ranked #99 of 178 in NC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.7%/yr); 214 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $169k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,075 (4.1% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-14,994
• Equity at exit: $25,198

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,817
• Equity at exit: $14,612

Cash invested: $47,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 27455

• Rents YoY: 1.7%
• Active inventory: 214
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$886
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $228

Break-even live

Break-even rent $1,333

Max offer price $169,000

Occupancy floor 81%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4704 Lawndale Dr Unit 4704B Greensboro, NC	2.0	1.5	1151	$1,550	$1.35	19d	1	0.16mi
3020 Cottage Pl Greensboro, NC	1.0–2.0	1.0–2.0	900	$1,399	$1.55	14d	10	0.17mi
4635 Lawndale Dr Unit A Greensboro, NC	3.0	2.5	1200	$1,750	$1.46	19d	1	0.20mi
4625 Lawndale Dr Greensboro, NC	2.0	2.5	1138	$1,600	$1.41	23d	1	0.21mi
3211 Regents Park Ln Unit D Greensboro, NC	2.0	1.5	1222	$1,500	$1.23	23d	1	0.26mi
4515 Lawndale Dr Greensboro, NC	1.0–3.0	1.0–2.0	800	$1,381	$1.73	14d	10	0.26mi
2403 Lake Brandt Pl Greensboro, NC	1.0–3.0	1.0–2.0	1025	$1,810	$1.76	14d	11	0.83mi
3701 Cotswold Ter Unit 7G Greensboro, NC	2.0	2.0	994	$1,299	$1.31	21d	1	0.99mi
2921 Oaktop Cir Greensboro, NC	2.0	2.0	1100	$1,250	$1.14	23d	1	1.03mi
2219 New Garden Rd Greensboro, NC	2.0	2.0	1065	$1,375	$1.29	23d	1	1.09mi
2205 New Garden Rd Greensboro, NC	1.0–2.0	1.0–2.0	808	$1,405	$1.74	14d	29	1.12mi
3803 Cotswold Ave Unit 3807P Greensboro, NC	2.0	2.0	1060	$1,350	$1.27	14d	1	1.16mi
3803 Cotswold Ave Unit 3809L Greensboro, NC	2.0	2.0	1060	$1,350	$1.27	23d	1	1.16mi
3803 Cotswold Ave Unit 3801G Greensboro, NC	2.0	2.0	1008	$1,215	$1.21	23d	1	1.16mi
3803 Cotswold Ave Unit 3809G Greensboro, NC	2.0	2.0	1008	$1,325	$1.31	23d	1	1.16mi
3517 Old Battleground Rd Greensboro, NC	2.0	1.0	700	$1,000	$1.43	14d	1	1.20mi
3523 Old Battleground Rd Greensboro, NC	2.0	1.0	700	$1,000	$1.43	23d	1	1.21mi
138 British Lake Dr Greensboro, NC	2.0	2.0	1049	$1,200	$1.14	14d	3	1.25mi
515 Carowill Dr Greensboro, NC	1.0–2.0	1.0–2.0	1028	$1,700	$1.65	14d	9	1.28mi
100 Tall Oaks Dr Unit 109-1A Greensboro, NC	2.0	2.0	1003	$4,440	$4.43	23d	1	1.31mi
101 Shore Lake Dr Greensboro, NC	1.0–3.0	1.0–2.0	1188	$1,834	$1.54	23d	11	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-18
   days on market $169,000 Active 3 DOM
2. 2026-06-17
   days on market $169,000 Active 2 DOM
3. 2026-06-16
   remarks 687-char remark
4. 2026-06-16
   listed $169,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,153 · $96/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$233/yr (+$19/mo · 20.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,449
• − Mortgage interest: −$9,467
• − Property taxes: −$1,153
• − Insurance: −$845
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$4,916
• Taxable loss: −$44
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $2,742/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Guilford County Schools
• NCES district ID: 3701920
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $46,315
• Composite: 35.78/100
• National rank: #4842
• State rank: #99 of 178 in NC

Livability — Greensboro

• Score: 81/100
• State rank: #12
• US rank: #1335

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greensboro, NC
• County: Guilford County · 487,190 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 29,302
• Household income: $94,349
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 644.0

Population outlook (Guilford County) Hauer SSP2

• Today (2025): 584,596 people
• By 2030: 616,851 · +5.5%
• By 2040: 678,451 · +16.1%
• By 2050: 734,788 · +25.7%
• By 2075: 862,985 · +47.6%
• By 2100: 948,704 · +62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 23% Asian 5% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Guilford

• 2024 margin: Strong D (+21.8) · D 60.2% · R 38.4% · Other 1.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 18.4pp · 2024: 21.8pp
• All cycles: 2024: D+21.8 2020: D+23.1 2016: D+20.0 2012: D+16.5 2008: D+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.85%
• Current HPI: 208.9563
• Rent YoY: ▲ 1.72%
• Metro: Greensboro-High Point, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+344.7% since first listed

7 events — show timeline

• 2026-06-15 Listed $169,000 Triad MLS
• 2017-08-15 Sold (Public Records) $55,000 Public Records
• 2014-04-29 Sold (MLS) $38,000 Triad MLS
• 2014-02-08 Listed $45,000 Triad MLS
• 1999-07-22 Sold (Public Records) $59,000 Public Records
• 1984-05-01 Sold (Public Records) $48,500 Public Records
• 1979-06-01 Sold (Public Records) $38,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,153 · -1.0% YoY. Source: county tax records.